currently HELOC rate is at 3.00%, down from 3.99% a month ago when the 6 month initial lock ended (i have over 9 years left on my draw period). now the rate is variable. the bank is hinting that the rate on the mortgage will be around 3.5% fixed. i don't qualify for traditional mortgage on my dti (but i do double my income with overtime and bonuses, and my wife will have a new income as well once we relocate) so our family friend is cosigning on the mortgage with me. the bank is writing it internally at 15yr with a choice between amortized or balloon. the building will need a new roof in about 5 years, and leaving $35k in the HELOC for that would keep me happy, so i'm willing to go up to $100k down payment if it makes sense. that would change my loan to $179k from $223,200, but also would tap any funds i might have for improving the property other than the roof, like fencing in the backyard and converting the third floor to its own unit. the new rubber roof would be more like $20-$25k but i like to be conservative. i have heard of people using their heloc to pay down their mortgage principal, which i could also do, but it seems to be a gimmick, and even if not may it be easier to just get a smaller loan amount to start?

Not many choices of PM's in less populated areas.

The warranty company was Choice Home Warranty.

Cost segregations are best for larger multi family and commercial properties.Sounds like you developed a ton of equity in this deal so your best bet is a cash out refi.

VERY few ever achieve it Then ones who do it in a couple years are few and far between Your comment about paying taxes on flips reminds me of the guys I used to work with who would not take overtime because they said you just pay more taxes so I took all the overtime and everybody else’s overtime I invested the money in the flips and quit the 9 to 5 and retired at 47 30 years later they are still refusing the overtime and still working at the same jobs  I made my choices   You will make yoursI am guessing you are in your 20s   10 years from now you could be semi retired or you could still be here on BP taking about doing something   I hope you choose the later   Of history tells us anything you probably won’tI hope you choose to NOT be normal/average I made my choices You will make yours 

I'm also hedging my bets by working with multiple local or regional banks.

This choice does not give you the building of a real estate plan BUT if you buy a better location and more choice house (not the highest in the tract) you may financially be stronger in the long run.

I gave her two choices.

You're best bet will be to read through the Atlanta specific forums found here: https://www.biggerpockets.com/...  

It seems many folks (but certainly not all) who move during these times are ones who do not plan ahead or are ones who have no choice.